2015-1266 Gaenz SFR - CW Design.pdf
City of Edmonds
PLAN REVIEW COMMENTS
BUILDING DIVISION
(425) 771-0220
DATE: December 7, 2015
TO: Arne & Raquel Gaenz
arne@skoobi.com
FROM: Chuck Miller, Plans Examiner
RE: Plan Check: BLD2015-1266
Project: Gaenz SFR
Project Address: 1020 Bell Street
During a review of the plans by the Building Division for the above noted project, it was found that
. A complete review cannot be
the following information, clarifications, or changes are needed
performed until the revised plans/documents, including a written response indicating where
the clouded or otherwise highlighted changes can be found on the revised plans, have been
submitted to a Permit Coordinator.
nd
Resubmittals must be made at the Development Services Department on the 2 Floor of City
Hall. Permit Center hours are M, T, Th, & F from 8am-4:30pm. The Permit Center is closed
on Wednesdays.
Reviews by other divisions, such as Planning, Engineering, or Fire, may result in additional
comments.
In the Slope Consultation prepared by Earth Solutions NW LLC ES-4042.01:
1.Clarify the differences in the noted general conclusion and necessary measures to be taken
during the various phases of the proposed project and of that indicated in referenced
geotechnical report prepared by Geotech Consultants, Inc. JN 05160. There does not
appear to be a directive in the slope consultation to incorporate the specific processes and
design determined by geotechnical investigations performed per International Building Code
(IBC) 1803.1 found in the referenced report. Similar geotechnical investigations do not
appear to have been performed by Earth Solutions supporting the alternative
recommendations.
On the Residential Building Permit Application Form A:
2.Clarify the difference in the location, number, or type of the following items listed and that
of those represented on the provided architectural drawings (sheets A3.0, A4.0, and
A5.0). The amounts should consistently reflect the location or number to be installed and
is required to properly determine the various portions of the permit fees.
a.Mechanical Furnace Indicated location as crawl but represented on sheet A3.0
Lower Floor Plan in a mechanical room. Installation of a furnace (or any other
fuel-fired mechanical equipment in a crawlspace requires the installation of ½-inch
gypsum wallboard, 5/8 structural panels, or equivalent on the underside of the floor
framing member to provide fire protection per International Residential Code (IRC)
R501.3
b.Mechanical Dryer duct Indicated number as 2 but the only represented laundry
area is represented on sheet A3.0 Lower Floor Plan.
c.Fuel Gas Water Heater Indicated BTUs as 80K but a tankless water heater is
required per the selected Washington State Energy Code (WSEC) Table R406.2,
option 5b on sheet A0.1. The typical demand of a tankless water heater begins at
about 199K, requiring significantly larger gas piping.
d.Fuel Gas Boiler Indicated location as garage but was not represented on sheet
A5.0 Upper Floor Plan.
e.Plumbing Fixture Count Dishwasher Indicated number as 2 but the only
represented installation was in the Kitchen on sheet A4.0 Main Floor Plan.
f.Plumbing Fixture Count Water Heater Tankless? Indicated as no but a
tankless water heater is required per the selected Washington State Energy Code
(WSEC) Table R406.2, option 5b on sheet A0.1
g.Plumbing Fixture Count Clothes Washer - Indicated number as 2 but the only
represented laundry area is represented on sheet A3.0 Lower Floor Plan.
On sheet A1.0 General Notes:
3.Carbon Monoxide Alarms Eliminate from the plans the conditional language regarding the
required installation in dwelling units within which fuel-fired appliances are installed
and in dwelling units that have attached garages.. It does not reflect that currently amended
and adopted by the Washington State Building Code Council pursuant to Chapters 19.27 and
70.92 Revised Code of Washington (RCW).
On sheet A2.0 Foundation Plan:
4.Foundation Plan
a.Indicate on the plans the required HHDQ14 holdown at the north end of the crawl
space level P1-3 shearwall to be aligned with and below the MSTC72 strap
along wall line 1 specified on page A1 of the provided structural calculations.
b.Clarify the callout for the F3 24x24x12 isolated footing at the west end of the
north beam run supporting the floor framing. It does not appear to reflect that
specified on page A1 of the provided structural calculations.
c.Clarify the difference in the indicated size of the typical column below the beams
used to support the floor framing and of that specified on sheet A2.1 Lower Floor
Framing Plan Typical Floor Framing Notes.
d.Clarify the callout for details 1/S1.0 and 3/S1.0 for the required construction of
the foundation along the north side of the structure. The specified maximum height
of wall loading appears to be less than that represented on sheets A7.1 and A7.2
Exterior Elevations , sheet A8.0 Building Section A-A, and anticipated by the
proposed construction.
Page 2 of 6
e.Clarify the callout for details 13/S1.1 and 14/S1.1 for the required construction of
the foundation along the north side of the lower crawl space. The specified
maximum height of wall loading appears to be less than that represented on sheets
A7.1 and A7.2 Exterior Elevations , sheet A8.0 Building Section A-A,
and anticipated by the proposed construction.
On sheet A2.1 Lower Floor Framing Plan:
5.Lower Floor Framing Plan
a.Indicate on the plans the required series of 11-7/8 TJI joists to be used for the floor
framing to guide proper installation. The connectors specified in the Typical Floor
Framing Notes suggest 230 series.
b.Clarify the callout for the 4x8 DF#2 to be used for the south beam run supporting
the floor framing. They do not appear to reflect that specified on page A1 or A2
of the provided structural calculations.
c.Clarify the callout for the 4x10 DF#2 to be used for the north beam run supporting
the floor framing. They do not appear to reflect that specified on page A2 of the
provided structural calculations.
d.Indicate on the plans the required 5-1/4x11-7/8 PSL specified on page A2 of the
provided structural calculations to be used to support the loads below the P1-3
shear wall along the west wall of Bedroom 2.
e.Indicate on the plans the required 5-1/4x11-7/8 PSL specified on page A2 of the
provided structural calculations to be used to support the loads below the P1-2
shear wall along the west wall of Bedroom 3.
f.Indicate on the plans the required 5-1/4x11-7/8 PSL specified on page A2 of the
provided structural calculations to be used to support the loads below the P1-3
shear wall along the east wall of the stairway.
g.Indicate on the plans the required 5-1/4x11-7/8 PSL specified on page A2 of the
provided structural calculations to be used to support the loads below the P1-3
shear wall along the west wall of the stairway.
h.Indicate on the plans the required 5-1/4x11-7/8 PSL specified on page A2 of the
provided structural calculations to be used to support the loads below the P1-3
shear wall along the east wall of the Bedroom 4.
i.Indicate on the plans the required MSTC66B3 holdowns specified on page A2 of
the provided structural calculations at each end of the P1-3 shear wall along the
west wall of the stairway.
j.Clarify the omission of the crawl space level P1-3 shear walls specified on page
A2 of the provided structural calculations along the south end of the east wall, the
south walls, and the south end of the west wall.
k.Clarify the callout for the MST72 straps along the south end of the east wall, the
south walls, and the south end of the west wall. Per the manufacturer, there is no
approved concrete-embedded installation as represented on the plans. As specified
on page A2 of the provided structural calculations, it appears that the installation is
intended to transfer the overturning loads at each end of the P1-2 and P2-2
shearwalls above to the top of the crawl space level P1-3 shear walls referenced
in the review comment above.
Page 3 of 6
On sheet A3.0 Lower Floor Plan:
6.Lower Floor Plan
a.Indicate on the plans the required installations of a smoke alarm and a carbon
monoxide alarm outside of and in the immediate vicinity of Bedroom 4 per IRC
R314/R315.
b.Indicate on the plans the required shear wall along the south wall of Bedroom 4 to
transfer the loads from the P1-3 shear wall above noted on page A4 of the
provided structural calculations.
c.Indicate on the plans the required minimum post to support the loads below each end
of the 3-1/2x11-7/8 PSLs over the Mechanical Room specified on page A3 of the
provided structural calculations.
On sheet A3.1 Main Floor Framing Plan:
7.Main Floor Framing Plan
a.Indicate on the plans the required construction to transfer the lateral loads from the
floor diaphragm to the top of the P1-3 shear wall along the east wall of Bedroom
3.
b.Indicate on the plans the required construction to transfer the lateral loads from the
floor diaphragm to the top of the P1-3 shear wall along the north wall of Bedroom
3.
c.Indicate on the plans the required construction to transfer the lateral loads from the
floor diaphragm to the top of the P1-3 shear wall along the wall east of the stairs.
d.Indicate on the plans the required construction to transfer the lateral loads from the
floor diaphragm to the top of the P1-3 shear wall along the east wall of Bedroom
4.
e.Clarify the callout for detail 23/S1.2 for the required construction along the south
wall of Bathroom 4. The similarly numbered detail on sheet S1.1 appears to
reflect the anticipated construction.
f.Indicate on the plans the minimum required beams to support the loads of the floor
framing and the loads above the north end of Bedroom 2, the Mechanical Room,
the Laundry, and the hallway to the north of Bedroom 3.
g.Clarify the difference in the represented number and configuration of the beams
noted in the above review comment and of that specified on page A3 of the
provided structural calculations.
h.Clarify the callout for the 6x12 PT beams to support the south ends of the Main
Floor deck joists. They appear to be over spanned and fail in bending.
On sheet A4.0 Main Floor Plan:
8.Main Floor Plan
a.Indicate on the plans the required shear walls at the various locations specified on
page A4 of the provided structural calculations.
b.Indicate on the plans the minimum required post to support the loads below the east
end of the 5-1/2x13-1/2 GLB beam #2 in the provided structural calculations
over the garage.
Page 4 of 6
On sheet A4.1 Upper Floor Framing Plan:
9.Upper Floor Framing Plan
a.Indicate on the plans the required construction to transfer the lateral loads from the
floor diaphragm to the top of the P2-2 shear wall along the east wall of the Master
Bedroom.
b.
c.Clarify the callout for detail 35/S1.2 for the required construction along the 3-
1/2x11-7/8 PSL below the north wall of the Mud Room. The similarly numbered
detail on sheet S1.3 appears to reflect the anticipated construction.
d.Indicate on the plans the minimum required beams to support the loads of the floor
framing and the loads above the window and sliding glass door in the south wall, and
the window in the west wall, of the Dining Room.
e.Indicate on the plans the minimum required beam to support the loads of the garage
floor framing adjacent the stairs.
f.Indicate on the plans the minimum required beam to support the loads of the floor
framing at the north end of the stairs.
On sheet A5.0 Upper Floor Plan:
10.Upper Floor Plan Indicate on the plans the required shear walls at the various locations
specified on page A5 of the provided structural calculations.
On sheet A6.0 Roof Framing Plan:
11.Roof Framing Plan
a.Clarify the callout for detail 38/S1.3 for the required construction along the east
and west sides of the structure. The referenced callout appears to be Not Used and
another detail reflecting the anticipated construction could not be found among those
provided.
b.Clarify the callout for detail 41/S1.3 for the required construction along the north
side of the structure. The referenced callout does not appear to reflect the anticipated
construction and another could not be found among those provided.
On sheets S0.0, S1.0, S1.1, S1.2, and S1.3:
12.Structural Notes/Shear Wall Schedule, and Structural Details
a.Provide on the plans as part of a complete submittal a stamp/acknowledgement by
the engineer of record for the non-prescriptive design work represented.
b.Provide structural calculations supporting the design of the foundation construction
specified in details 1/S1.0, 3/S1.0, 13/S1.1, and 14/S1.1. The wall
construction proposed in details 13/S1.1 and 14/S1.1 does not appear to account
for the surcharge from the foundation wall to the north.
Page 5 of 6
On sheet S0.0 Structural Notes/Shear Wall Schedule:
13.Shear Wall Schedule Indicate on the plans the required minimum fastener to be used to
attach the sole/bottom plate to the framing below. The use of 8d nails, as implied by the
provided shear wall table, does not appear to develop that required using the National
Design Specifications for Wood Construction (NDS), meet that required per IBC Table
2304.9.1, and appears in conflict with that required in referenced details.
On page A1 of the provided structural calculations:
14.Clarify the difference in the sizes of the beams to be used to support the floor framing
indicated and of that specified on page A2.
On page A3 of the provided structural calculations:
15.Specify the required shear wall along the south wall of Bedroom 4 to transfer the loads
from the P1-3 shear wall above noted on page A4.
Page 6 of 6